Winter Is Around The Corner

Don't put off those last minute maintenance chores until the weather turns cold.  So here is a list of items that will make the transition into winter mode that much easier.

Heating

Furnace Inspection;  Having your furnace inspected and is operating at peak efficiency is a wise investment.  Typical cost for a technician to inspect and clean your furnace is around $80 to $100.00.  This is a small price to pay to avoid a costly repair on the coldest day of the year when your furnace won’t start.  Change your furnace filter every 30 days or so, if you have animals who shed hair a more frequent replacement might be required.

Check or have your chimney checked for any cracks, missing brick or mortar or loose rain cap.  The freezing thawing action of water penetrating small cracks can do a lot of damage over the winter season.  If you have a wood burning fireplace you should consider having it cleaned prior to use and have the flue tiles inspected for any cracks or deficiencies.

If you have ceiling fans now is a good time to clean the dust and lint off the blades and reverse direction of motor.  Forcing the warm air down will make your living area feel much more cozy.

Windows & Doors

Caulking Windows;  Clean your windows and doors inside and out.   This is a great time to check your seals and exterior caulking.  Ensuring your seams on brick and concrete window sills are not open can save you a lot of money on needless repairs later on.   Water can enter your exposed seams cracking mortar and eventually damaging the brick below.  This “spalling” as it is known, happens when clay style brick absorbs moisture, which then freezes and blows off part of the brick surface.

Check all your door closures to ensure they all operate smoothly.  Screen doors should have glass panels lowered or installed on older models.  Basement windows screens in window wells are susceptible to damage from rodents and other small animals.  Screens should be removed and stored for the winter.  Replace any damaged door seals or sweeps to prevent drafts from entering home during the cold months.  Operate your garage doors and lightly grease track for smoother and quieter operation.

Roofs & Gutters

Flashing Not Sealed on Roof; Inspect your roofs shingles for any damaged or missing tabs.  Pay close attention to any flashings on walls or chimneys to ensure that they are completely sealed.  Caulk any suspect areas to be doubly sure of preventing any roof leaks.   Clean out any debris in gutters and ensure your downspouts and extensions are in good condition.  If you have an older home using heating cables for eaves or downspouts, now is a good time to ensure that they are in good working order.   Put away your rain barrels and ensure your splash pads and extensions are directing water away from your home.

Plumbing

Draining Exterior; Tap Drain all your exterior water lines to prevent freezing.  I personally always leave the exterior tap open and have never had a freeze up problem.  If you have hose reels installed, now is a good time to store them after draining out the water.  On older homes with crawlspaces now is a good time to close ventilation vents and cover with insulation in preparation for winter.  Any in ground sprinkler lines should have already been blown out by your sprinkler maintenance company, if not call them immediately.

Wrapping your hot water tank and hot water lines with insulation can save you money all year long.  Check your sump pump by either lifting float or pouring water into unit to ensure it is in operating condition.

Drafts & Air Leaks

Energy experts estimate about 30% of the heat in your home is lost to leaks and drafts.  Adding foam seals to exterior wall outlets can stop and lot of heat loss.  Check any penetrations on the exterior wall of your house and seal any gaps with caulking, this stops both cold air and moisture from entering your home.  Check you interior for leaks and missing insulation at penetrations.  Most contractors will not replace your vapor barrier or insulation when they install electrical or heating vents.  Replacing insulation and re-sealing vapor barrier can save a lot of heat loss over the course of a winter.

https://www.aggressiveinspections.com

10 Most Common Home Defects

1. Faulty wiring. Worn or outdated systems and homeowner additions are the most common defects, especially in older homes.   Electrical system problems are safety related and require immediate attention.

2. Roof problems. Improperly installed and aged surfaces occur frequently.   We also see poorly installed or missing flashing at transition areas.   Repairs may be simple or the entire roof may need to be replaced.   Follow up any adverse roofing system findings with an evaluation by a competent roofer.

3. Heating/cooling system defects.   Improper installations, inadequate maintenance and aged components are common.

4. Plumbing issues.   The most common defects are leaking, outdated or problematic systems such as cast iron and galvanized steel.   Repairs can often be made, but on occasion total system replacement is the only solution.

5. Inadequate insulation and ventilation in attic.   Poor insulation and poor ventilation cause excessive utility costs and lack of occupant comfort.

6. The whole house is poorly maintained.   Deferred maintenance represents a potential high cost situation to bring the home back into condition.   If the homeowner did not properly care for the home, someone will need to later.

7. Poor drainage around the dwelling.   Water needs to drain away from the structure at its perimeter to prevent water intrusion.   Roof gutters and downspouts can sometimes be added to rectify site drainage problems.

8. Air and water penetrating cracks and window perimeters at exterior.   Structure cracks and separations at the windows can allow water into the wall cavities, which is conducive to mold growth.

9. Minor structural damage.   Cut and broken trusses are often seen in attic cavities and on occasion we also see structural components missing.   Usually repairs are needed, however we find it is rarely an imminent safety hazard.

10. Potential environmental problems.   Signs of mold growth represents the latest environmental scare. Homebuyers should consider a complete environmental evaluation of the property before buying.

Realtor BS Quotes

I have been in business for 15 years .  My first year in business I did what all good home inspectors do.  I found realtors to put me on their preferred lists so that I could get realtor referral business.  Just like everything in life you get nothing for free.

After my first year doing business as a referral home inspector I had enough.   I changed the name of my company to Aggressive, because what realtor in their right mind would want an aggressive inspection done.  I became an independent home inspector.     

After all these years there has been a constant in realtor quotes that I still here to this day!

1.            Were always looking for good home inspectors.
2.            Do you have more cards I can have to hand out in the office?
3.            I have a client coming out of attorney review and I will be needing a home inspector.

If you hear one of these quotes being said to your home inspector, you got a problem!

Home Inspectors Won’t Tell You 13 Things

1.     Don’t find a home inspector through your real estate agent.  It’s in the agent’s best interest to have the deal go through quickly, so some pitch inspectors who find few problems.

2.     If I don’t spend at least two hours at the house, I’m what we call a drive-by-inspector, and you’re not getting your money’s worth.  A thorough inspector checks the crawl space, opens the breaker box and walks the roof if safe enough.  Most houses take me every bit of three hours.

3.     I won’t tell you not to buy a house, because I’m not supposed to give real estate advice.  But if I keep telling you that the house has “a lot of issues” or has “a major issue”, read between the lines-or at least be prepared to spend big money to fix some problems.

4.     If you’re a seller, you should clean and prepare your house the same way you would for a showing.  Most people leave a mess, and when the buyers arrive with me, their jaws hit the floor.

5.     Ask to see a sample report before you hire me-it will give you a good idea of what kind of inspector I am.  Do I include digital pictures?  It’s a great way to compare two inspectors.

6.     Even brand-new homes should be inspected.  We find a ridiculous amount of things wrong in new construction: leaks, electrical issues, improperly installed appliances, clogged pipes because the tile guy cleaned his tools in the sink.

7.     If you want the sale of your home to go smoothly, have the house inspected before you put it on the market.  Working with me can give you time to find a reasonably priced contractor or to make the repairs yourself.

8.     Please, if you’re going to pay for my services, read my full report-not just the summary.  Many people don’t. 

9.     I’ve encountered every kind of hazard.  Once, I was crawling underneath a bathroom, and I felt something strange beneath me.  I looked down and discovered I was on a huge pile of double edged razor blades.  I took a picture of it because I thought no one would believe me.

10. If you have a lot of questions, don’t ask them as I’m walking through the house-it will distract me, and I might miss something.  Let’s go through them at the end.

11. I can’t see under the cement slab or inside the walls, so if a dishonest seller wants to go out of his way to hide defects, I might not be able to find them.

12. Some of the worst homes are those owned by do-it-yourselfers.  I’ve seen toilets flushing with hot water, weird appliance hookups, and indoor electrical panels dangerously mounted outside in the elements.  Hire a professional if you don’t know what you’re doing.

13.Roof and foundation issues can stop a sale fast.  If you’re selling and are not sure of their conditions, get a professional to evaluate them ahead of time-and make sure tree limbs trimmed far away from the roof to prevent damage.

Unreal Expectations Of A Home Inspection

I recently had a few clients who had expectations that could not be fulfilled by a home inspection.  It became uncomfortable for me that I could not meet their expectations and having to explain to them why I couldn’t. 

There is a home inspection law in the state of New Jersey which dictates the guidelines that must be followed to perform a home inspection.  What must be understood is that the home inspection is not the last step in the process to understanding the condition of a house, but it is the beginning.    The job of the home inspector is to inform their client of the condition of the house as they see it that day.  We do not give explanations as to what caused an issue.    We can guess at it, give possibilities but cannot definitively tell a client why something happened.   That is the job of the recommended professionals.

What Am I Going To Get From a Home Inspection

You’ve found perfect home.  It’s got everything you want and more.   It looks like it’s in excellent condition, but merely looking like it’s in good condition is not enough when it comes to such a huge financial decision.

To make sure you’re not buying a money pit, you need a professional home inspection before you commit.

An inspection should uncover any potential issues so you have a complete picture of what you’re buying.

Find a Home Inspector

Many first-time home buyers don’t realize that it’s their responsibility to hire a home inspector. Make sure you make your offer conditional upon inspection or get one done before you make a bid.

Interview potential inspectors before hiring one.    Ask about their experience and whether they’re familiar with the type of home you’re buying.   Find out what will be included in the inspection and report.

What's Looked At

During a home inspection, the inspector should thoroughly evaluate the physical structure of the home as well as critical internal systems. You should make sure the examination includes the following:

● Electrical system

● Plumbing system

● Heating and cooling systems

● Radon detection equipment, if applicable

● Walls, ceiling and flooring

● Windows and doors

● Roofing

● Foundation

● Basement

● Attic

● Insulation

While an inspection will give you an idea of a house’s overall condition, it might not uncover hidden problems such as pests, mold or asbestos. It also won’t turn up flaws in areas that are below ground or otherwise inaccessible to the inspector, like wells and septic tanks. To identify those types of problems, you’re going to need additional professional inspections.

What Should You Do During the Inspection?

You should make every effort to be present when the inspection is taking place. You can follow the inspector around the house and ask questions so you can learn more about your potential new home. If you can’t make it for the inspection, you should meet with the inspector to go over the report in detail.

If you have questions about potential issues or how to take care of parts of the home, feel free to ask the evaluator. Take care, however, not to get in the inspector’s way. Don’t start inspecting the home yourself, either. If you test a sink while the inspector is testing a shower, for example, you might alter the results.

It’s also important to remember that “an inspection is only a snapshot in time on the day of the inspection.   So if you’re buying a house in the middle of summer, try to consider how the home might perform in different conditions, like the winter or fall.

Inspection Report

Once the inspector completes an evaluation, you will receive a report with the inspector’s findings. Don’t be alarmed if you see a lot of deficiencies noted.   Home inspections are detailed, so reports often include between 50 and 100 issues, most of which are relatively small.

The report should include information about how severe each listed problem is, plus estimates on how much it would cost to fix each problem.

If the inspection finds more problems than you’re comfortable dealing with, you can choose to back out of the sale or try to negotiate to have the seller make the repairs or lower the price. If you’re satisfied with the condition of the home or the shape it will be in after the seller meets the arrangements of your negotiations, you can move into your new home with more peace of mind.

Frozen Water Pipes

When the temperatures drop, one major issue that could come up is a frozen water pipe.   Know why frozen pipes are so dangerous, the types of pipes that are most vulnerable to freezing and signs that a pipe is actually frozen.

Why Are Frozen Pipes Dangerous?

They can create an inconvenience but, more seriously, can cause major damage to your property.

•Lack of Running Water– The most obvious danger of a frozen pipe is the inability to access running water.  This can interfere with your everyday tasks such as washing the dishes or taking a shower

•Potential to Burst- The second problem that can occur when a pipe freezes is that the pipe actually bursts.  Once the actual water in the pipe freezes, pressure is created between the closed faucet and the blockage that can build up to a point that causes the pipe to burst.

Pipes That Are Vulnerable to Freezing

There are some pipes that are more vulnerable to freezing than others:

•Southern Climates- Pipes that are located in climates which rarely see cold temperatures may be particularly vulnerable to freezing as we just learned with this Januarys freeze.  This is due to the lack of insulation around the pipes.  Since these areas rarely see temperatures around 32 degrees Fahrenheit, water pipes are more likely to be located in areas of the property which are not properly insulated against the cold. 

 •Exterior Walls- Water pipes that are located along the exterior walls of a home can be vulnerable to freezing.  This is because they may not have the adequate amount of insulation protecting them from the exterior temperatures.

•Attics and Basements/Crawlspaces- Pipes that are located in attics, crawlspaces or in basements may also have a greater tendency to freeze.  These pipes may not receive the same amount of heat as the rest of the property.  If these areas are not used as living space, they also may not be properly insulated.

Signs of Frozen Pipes

There are a few clues which can help you determine if you have frozen pipes:

•The Temperature Is Right- Pipes cannot freeze if it is not cold enough outside for them to do so.  Water does not freeze when it is 60 degrees Fahrenheit outside, and neither do pipes.  When the temperature falls to 32 degrees Fahrenheit or lower, you should begin to take precautions to prevent vulnerable pipes from freezing.

•There Is Frost on the Pipe- For pipes that can actively be seen, such as those under sinks, you may be able to see frost that has accumulated on the exterior of the pipe.  This can serve as a warning sign that the pipe is frozen before you ever try to turn on the faucet.

•No Water Is Coming Out of the Faucet- Another sign that you may have a frozen pipe on your hands is lack of running water.  If you turn on a kitchen or bathroom faucet and only a slight trickle of water or no water at all comes out, the water pipe leading to the faucet may be frozen.

•Strange Smells- Another potential sign of a blocked pipe is an odd smell coming from a faucet or drain. If the pipe is partially or completely blocked, the only way the odor can escape is back up in the direction of your property.

Act Quickly

Once you are aware that a pipe is frozen, you must act quickly to thaw the pipe.  Depending on the location of the pipe and your level of expertise, you can attempt to thaw the pipe yourself or you can contact a licensed plumber to thaw the pipe for you.  It is imperative to thaw the pipe as soon as possible, because it has the potential to burst and cause extensive damage to your property.

How Much Does a Frozen Pipe Cost to Fix?

It is very difficult to estimate the cost of fixing a frozen pipe because each situation is so unique. Two factors that play a huge role in cost are the location of the pipe and whether the pipe has burst.

If you are able to easily access the blockage, such as a pipe under a kitchen sink, you might be able to thaw the blockage for free using hair dryer or hot rags.

If the blockage is buried in a wall, fixing the issue will become more expensive. You may spend a few hundred dollars cutting open sheetrock to find the problem or more than a thousand if you need to hire a plumber find and thaw out the blockage.

If a frozen pipe bursts and you have a flooding issue on your hands, you could be faced with thousands of dollars of damage. You will have to hire a plumber to fix the burst pipe and then you will have to deal with fixing any damage the water has caused inside your p